Inventory and worn carpet
Inventory and worn carpet
Normal wear or damage: how to distinguish?
Carpet is one of the floor coverings most subject to dispute during the move-out property inventory. After several years of occupation, it inevitably shows signs of wear. The question is: is this wear normal or does it result from abnormal use by the tenant?
Under Belgian law, the tenant is not responsible for normal wear and tear of the property. This principle, derived from article 1730 of the Civil Code, applies fully to floor coverings.
Normal wear of a carpet manifests as:
- Flattening of fibres in traffic areas (corridor, entrance)
- Slight uniform fading due to light and foot traffic
- Slight fraying at junctions and door thresholds
In contrast, the following are considered damage attributable to the tenant:
- Burns (cigarette, iron)
- Persistent stains (wine, paint, chemicals)
- Tears or ripping
- Pet scratches
Lifespan and wear and tear scale
The Justice of the Peace takes into account the lifespan of the covering to assess compensation. A carpet has an estimated lifespan of 7 to 10 years depending on its quality.
| Carpet quality | Estimated lifespan | Average cost per m2 |
|---|---|---|
| Entry-level | 5-7 years | EUR 10-20 |
| Mid-range | 7-10 years | EUR 20-40 |
| High-end | 10-15 years | EUR 40-80 |
If the carpet has exceeded its normal lifespan, its replacement is entirely at the landlord’s expense, even if the tenant slightly damaged it. This is the principle of depreciation.
Replacement cost allocation
When the carpet must be replaced and the tenant is partially responsible, the cost is allocated taking depreciation into account:
Calculation formula: Amount payable by tenant = Replacement cost x (remaining lifespan / total lifespan)
Practical example: a mid-range carpet (lifespan 10 years) laid 6 years ago, with stains attributable to the tenant. Replacement cost: EUR 1,500.
Tenant’s share: 1,500 x (4/10) = EUR 600
The tenant must never pay the price of a new carpet to replace a worn one. The depreciation deduction is a right, not a favour.
This amount may be deducted from the rental deposit if both parties agree, or determined by the Justice of the Peace in case of dispute.
Practical advice
- Describe the carpet condition room by room in the move-in inventory, including worn areas
- Photograph existing defects at move-in to avoid disputes at move-out
- Maintain regularly during the lease (weekly vacuuming, annual professional cleaning)
- In case of accidental damage, report it promptly to the landlord in writing
To manage your inventories and track coverings, a rental management software helps you centralise documents and calculate depreciation. Also see our guide on painting: who pays what for another frequent point of contention at move-out.